HomeMy WebLinkAbout7.1 Informational Report on Efforts to Facilitate Accessory Dwelling Unit Production
STAFF REPORT
CITY COUNCIL
Page 1 of 4
Agenda Item 7.1
DATE: June 21, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Linda Smith, City Manager
SUBJECT:
Informational Report on Efforts to Facilitate Accessory Dwelling Unit
Production
Prepared by: Michael P. Cass, Principal Planner
EXECUTIVE SUMMARY:
The City Council will receive an informational report on City efforts to facilitate the
production of Accessory Dwelling Units, including preparation of permit-ready prototype
plans and an Accessory Dwelling Unit Manual.
STAFF RECOMMENDATION:
Receive report.
FINANCIAL IMPACT:
The costs associated with preparation of the permit-ready prototype plans and Accessory
Dwelling Unit Manual were funded by a Senate Bill 2 grant.
DESCRIPTION:
The City has taken a number of steps to facilitate and incentivize the production of Accessory
Dwelling Units (ADUs). This includes the creation of a ADU webpage, permit-ready prototype
plans, ADU Manual, and fee waivers, which are summarized below.
ADU Webpage
The City launched an ADU webpage as a one-stop-shop for information and resources to assist
residents with building an ADU on their property. Two key features of the webpage include
permit-ready prototype plans and an ADU Manual. This webpage also includes a summary of
the City’s efforts to incentivize ADUs, information on impact fee and permit fee waivers, and
other resources.
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Permit-Ready Prototype Plans
Staff worked with RRM Design Group, an architectural consulting firm, to prepare permit-
ready prototype plans to help facilitate the construction of ADUs. Use of these prototype plans
eliminates the cost and time for homeowners to prepare their own plans. These plans are
estimated to save homeowners approximately $15,000 in architectural/design services,
structural engineering services, and energy document preparation, as well as time.
There are eight different plans, including five ADUs designed to be either attached to the
primary residence or detached, and three plans for converting a garage to an ADU. The
prototype plans include studio, one-bedroom, and two-bedroom ADUs that range in size from
224 to 909 square feet. The attached/detached ADUs are each available in three different
architectural styles: Spanish, Traditional, and Modern. This gives homeowners options for
choosing the style, color, and materials most compatible with the primary structure. To limit
the construction costs of ADUs, the prototype plans are designed with a simple design. Figure
1 provides example renderings of an ADU in the three architectural styles.
Figure 1: Renderings of ADU Prototype No. 2
The permit-ready prototype plans include floor plans, elevations, electrical and plumbing
plans, structural calculations, and preliminary energy calculations that have been reviewed
for compliance with all required construction codes and will be provided by the City to
homeowners at no charge. The homeowner is responsible for preparing site-specific plans,
such as a site plan and geotechnical report. The prototype plans are also designed with some
customizable features, such as selecting a window or door in a particular location. Figure 2
provides an example floor plan.
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Figure 2: Floor Plan for ADU Prototype No. 4
To view the ADU prototype floor plans, elevations, and renderings, please click the links in
Table 1 below:
Table 1: ADU Prototype Plans
Plan No. Description and Link
1 Studio, 384 square feet, Attached or Detached
2 One Bedroom, 518 square feet, Attached or Detached
3 One Bedroom, 763 square feet, Attached or Detached
4 One Bedroom, 508 square feet, Attached or Detached
5 Two Bedrooms, 909 square feet, Attached or Detached
6 Studio, 224 square feet, One-Car Garage Conversion
7 One Bedroom, 428 square feet, Two-Car Garage Conversion
8 Two Bedroom, 649 square feet, Three-Car Garage Conversion
Accessory Dwelling Unit Manual
To help facilitate the construction of ADUs, Staff prepared an ADU Manual (Attachment 1),
which is a how-to guide for ADUs. The ADU Manual is designed for homeowners who are not
familiar with the development process or are looking for information about ADUs. Contents
of the ADU Manual include: an explanation about ADUs, process timelines, design concepts,
summary of building codes and zoning standards, cost considerations, the permitting
process, definitions, and resources.
Fee Waivers to Facilitate ADUs
Per State law, effective January 1, 2020, through January 1, 2025, ADUs less than 750 square
feet are not subject to impact fees and ADUs 750 square feet or larger are subject to impact
fees proportional to the primary residence.
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To further incentivize ADUs, the City waived permitting fees for building permits for ADUs
applied for between January 1, 2022, and December 31, 2026. This fee waiver excludes State
surcharges for SMIP and Green Building Fees, and Zone 7 fees, and does not apply to ADUs
built to satisfy obligations under the Inclusionary Zoning Regulations. Permit fees are waived
for ADUs less than 750 square feet and ADUs 750 square feet or larger that are deed restricted
as lower-income units for a period of 55 years. This results in a savings of approximately
$2,500 to $6,000 depending on the valuation of the ADU.
Public Outreach
Staff is in the process of implementing a public awareness campaign to promote these tools
and incentives outlined in this Staff Report to encourage the construction of ADUs. The public
awareness campaign is being promoted using social media, the City’s website, newsletters,
push notifications, and e-mail.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create more affordable housing opportunities.
Objective C: Facilitate the production of accessory dwelling units throughout the community.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
The City Council Agenda was posted.
ATTACHMENTS:
1) ADU Manual
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STEP-BY-STEP GUIDE
TO CONSTRUCTING
ACCESSORY
DWELLING UNITS
APRIL 29, 2022
ACCESSORY
DWELLING UNIT
MANUAL
Attachment 1
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3ACCESSORY DWELLING UNIT MANUAL
ACKNOWLEDGMENTS
CITY COUNCIL
Melissa Hernandez - Mayor
Jean Josey - Vice Mayor
Shawn Kumagai
Sherry Hu
Michael McCorriston
PLANNING COMMISSION
Dawn Benson
Catheryn Grier
Kashef Qaadri
Janine Thalblum
Renata Tyler
Stephen Wright
CITY STAFF
Jeff Baker - Community Development Director
Kristie Wheeler - Assistant Community Development Director
Michael P. Cass – Principal Planner
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5ACCESSORY DWELLING UNIT MANUAL
CONTENTS
CHAPTER 1: WHERE TO START
07 Introduction and Purpose
07 How to Use this Manual
08 What is an ADU?
08 What is a JADU?
08 Examples of ADU Configurations
09 ADU Considerations for Typical Residential Properties
09 Tips for Selecting a Design Professional or Contractor
10 ADU Process
07
CHAPTER 2: DESIGN CONSIDERATIONS
12 Compatibility and Neighborhood Character
13 Design Compatibility
13 Architectural Consistency
14 Design Concepts
15 Zoning Ordinance Requirements
17 Parking Requirements
17 Exceptions to ADU Parking Requirements
11
CHAPTER 4: IMPLEMENTATION
23 Financing - Where to Start
23 Cost Considerations
24 Cost Saving Opportunities
25 Permitting
22
CHAPTER 5: GLOSSARY AND RESOURCES
27 Terms and Definitions
29 Resources
26
CHAPTER 3: ADU CONCEPTS AND TYPES
19 Garage Conversions: Freestanding
19 Garage Conversions: Attached
20 Detached ADU
20 Attached ADU
21 ADU Addition to Garage
21 JADU
18
TABLE OF CONTENTS
1
2
3
4
5
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CHAPTER 1: WHERE TO START
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CHAPTER 1: WHERE TO START 7ACCESSORY DWELLING UNIT MANUAL
CHAPTER 1: WHERE TO START
HOW TO USE THIS MANUAL
This Manual is organized in the following
chapters: Where to Start, Design
Considerations, ADU Concepts and
Types, Implementation, and Glossary and
Resources.
Begin by reviewing this Manual and
determine the following:
• Can I add an ADU or JADU to my lot?
• Where can I construct an ADU or JADU?
• What can my ADU look like?
• What is the process to build an ADU?
INTRODUCTION AND PURPOSE
If you have any questions regarding
ADU requirements, contact the
Planning Division at (925) 833-6610
or visit the ADU webpage at
https://dublin.ca.gov/2428/
The City of Dublin is dedicated to
promoting the development of Accessory
Dwelling Units (ADUs) to increase the
availability of affordable housing choices
within the community. This Manual has
been developed to assist homeowners
with the process of developing an ADU.
This includes information about ADU
design, construction, and permitting, as
well as resources to assist with creating an
ADU in one easy to use location.
The City has developed a range of permit
ready ADU prototype plans to save the
property owner money, expedite the
permit process, and result in well-designed
ADUs. To view the prototype plans, please
refer to the link in Chapter 4 or contact
the Planning Division. A property owner
may also chose to construct a pre-
fabricated ADU or design a custom unit.
There are many possible options for ADU
design, and this Manual is intended to help
property owners explore the possibility
of adding an ADU or JADU to their lot
and guide property owners through the
process.
CHAPTER 1: WHERE TO START1
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CHAPTER 1: WHERE TO START 8ACCESSORY DWELLING UNIT MANUAL
WHAT IS AN ADU?EXAMPLES OF ADU CONFIGURATIONS
An Accessory Dwelling Unit, or ADU, is a
residential unit that provides independent
living facilities for one or more persons
and includes separate kitchen, sleeping,
and bathroom facilities. An ADU may be
a part of, attached to, or detached from
a single-family, two-family, or multi-family
residence and is subordinate to the principal
residence. Historically, ADUs have been
called “Granny units,” “Second Units,” or
“Guest Homes.”
A Junior Accessory Dwelling Unit, or JADU,
is a residential unit that is contained entirely
within a principal residence, such as a
bedroom or garage. A JADU includes a
small effi ciency kitchen with a sink, and a
separate entrance from the main entry of
the principal residence. JADUs may share an
existing bathroom and central systems, and
do not require fi re separation.
Add a detached ADU
to your lot
A
“white” building represents existing principal residence
“green” building represents potential ADU and JADU locations
Add an attached ADU to
your principal residence
B
Add an attached ADU to
your detached garage
C
Convert part of your existing principal
residence to an ADU or JADU
D
Convert your existing attached
garage to an ADU or JADU
E
Convert your existing detached
garage to an ADU
F
WHAT IS A JADU?
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CHAPTER 1: WHERE TO START 9ACCESSORY DWELLING UNIT MANUAL
ADUs are permitted on lots with a single-
family or multi-family dwelling unit. Below
are examples of typical residential lots
with either a detached or an attached
ADU.
ADU CONSIDERATIONS FOR TYPICAL RESIDENTIAL PROPERTIES
existing home existing home
street frontage
rear yard
front yard front yard
rear yard
street frontage
detached
ADU
attached
ADU
property line
front setback
rear setback
property line
5’ setback
4’ setback
Important considerations when locating
an ADU include required setbacks, street
frontage, yard space, and lot coverage.
Additionally, attempt to maintain existing
healthy and established trees if possible.
4’ setback
When selecting an architect/ designer
or contractor, consider the following:
• Verify the professional is licensed,
bonded, and insured
• Ask for references with similar
ADU and JADU projects
When selecting a contractor, consider
obtaining three or more bids.
TIPS FOR SELECTING A DESIGN
PROFESSIONAL OR CONTRTACTOR
• Research existing easements
and utilities on your lot.
• Consider placing your ADU where
there is easy access to utilities to
avoid digging long trenches.
• Engage a civil engineer to assist
with utility connections.
• Obtain a geotechnical
report to understand the soil
conditions on your lot.
RECOMMENDATIONS FOR
ADU DESIGN
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CHAPTER 1: WHERE TO START 10ACCESSORY DWELLING UNIT MANUAL
ADU PROCESS
STEP #1 STEP #2 STEP #3 STEP #4 STEP #5 STEP #6 STEP #7
Defi ne your needs
and budget
Apply for a building
permit, pay applicable
fees, and construct your
ADU upon issuance of a
building permit
Hire a contractor
and defi ne
construction costs
Complete fi nal
inspection and
enjoy!!
Evaluate your lot
and neighborhood
for compatibility
Determine if an ADU
or JADU is allowed
on your property
Design your ADU using
the City’s permit-ready
prototype plans (refer
to Chapter 4), a pre-
fabricated ADU, or hire
a design professional
Consult with the Planning Division if you have questions about
completing these steps. Refer to Chapter 5 for a list of City contacts.
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CHAPTER 2: DESIGN CONSIDERATIONS
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12CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
CHAPTER 2: DESIGN STANDARDS & CONSIDERATIONS
COMPATIBILITY AND
NEIGHBORHOOD CHARACTER
ADUs provide a number of benefi ts, such as
including additional housing choices and
affordable rental housing.
One key consideration when designing an
ADU is to incorporate design elements and
architectural features from the principal
residence into the ADU.
It is important to maintain neighborhood
character and be compatible with
surrounding development. See examples
of design elements to the right and on the
following page, and look for opportunities
to integrate these elements into your ADU
design.
Communities with HOAs
If your property is within a Home Owners
Association (HOA), make sure to work with
the HOA and review the HOA guidelines
for design standards that may affect your
specifi c community.
Brick veneer
Front facing gable
Lap siding
High, steep pitch roof
Lap-siding
Contrasting trim
Roof pitch
Stucco siding
Simple posts and
covered porch
Examples of
Design Elements
CHAPTER 2: DESIGN CONSIDERATIONS2
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13CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
DESIGN COMPATIBILITY ARCHITECTURAL CONSISTENCY
GOOD: consistent roof slope, massing, entry feature, and architectural style.
BAD: different roof slope, massing, entry feature, and architectural style.
What are elements that help defi ne
compatibility?
• Architectural style and details
• Roof style, pitch, and material
• Number of stories
• Building massing
• Distance between adjacent
residences
• Setback and yard areas
• Building colors and materials
• Light fi xtures
• Entry feature design and location
• Window placement and detailing
How can you maintain privacy for
yourself and your neighbors?
Be a good neighbor by discussing
your project with adjacent property
owners to understand their concerns
and design your ADU to reduce visual
and privacy impacts. For example:
• Locate windows to not overlook
adjacent yards or into adjacent
residences
• Orient frequently used portions of the
ADU away from adjacent property
• Provide landscape screening
• Shield parking and above ground
utilities from view
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14CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
DESIGN CONCEPTS
ADUs come in a variety of shapes and sizes
and can be:
• Detached
• Attached
• Conversion of an existing space
• Minimum 150 SF
• Maximum 1,200 SF (ADU)/ 500 SF (JADU)
One of the fi rst considerations with your
ADU design will be to think about who will
live there, and how it will be used.
• Different users have different needs
when it comes to living space,
accessibility, privacy, connectivity, and
storage
• Note that short term rentals (30 days or
less) are not allowed
To streamline the process and help reduce
costs for the property owner, the City has
created permit-ready prototype plans. See
Cost Saving Opportunities in Chapter 4 for
more additional information.
150 Square Foot ADU Design -
Studio
1,200 Square Foot ADU Design -
2 Bedroom
existing houseexisting house
detached
ADU
street frontagestreet frontage
detached
ADU
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15CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
ZONING ORDINANCE REQUIREMENTS
ISSUE/QUESTION STANDARD
Which Zones Allow ADUs?ADUs and JADUs are permitted in all Residential zoning districts and Planned Development zoning
districts that permit residential development, including: A, R-1, R-2, R-M, and PD.
ADUs are also permitted in the C-1 zoning district.
Is Design Review Required?Discretionary design review is not required.
ADUs are subject to ministerial building permit review process.
Ownership ADUs: Owner-occupancy of the principal residence and/ or ADU is not required.
JADUs: Owner-occupancy of the principal residence is required.
ADUs and JADUs may not be sold or otherwise conveyed separately from the lot or principal
residence.
Short-Term Rentals ADUs and JADUs may not be rented for terms of 30 days or less.
Setbacks ADUs are not permitted within the front setback.
Newly constructed attached and detached ADUs must be a minimum of four feet from any side and
rear property lines. Conversions of existing spaces and garages do not have setback requirements, as
long as the original space is legally permitted.
Building Separation If the ADU is detached from the principal residence, the distance between the structures must comply
with DMC Chapter 7.34.
Number of Units/ Density:
Single-Family Residence
A maximum of one ADU and one JADU are allowed per property, except no ADU or JADU is
permitted on a lot created by an Urban Lot Split created in accordance with DMC Chapters 8.81 and
9.54 involving a previously vacant parcel. The JADU may be in addition to a detached ADU.
Number of Units/ Density:
Multi-Family Residence
1) A maximum of two detached new ADUs per property, or
2) The maximum number of ADUs within multi-family zoning districts may not exceed 25% of the
number of legally established dwelling units within the structure.
ADUs and JADUs are subject to ministerial approval if they comply with the requirements contained in Dublin Municipal Code
(DMC) summarized below and on the following page. Links to the DMC sections referenced in this table are provided within
Chapter 5 of this Manual. Please refer to DMC Chapter 8.80 for the complete list of ADU regulations.
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16CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
ISSUE/QUESTION STANDARD
Lot Size/ Coverage Single-family and multi-family residential parcels are not subject to a minimum lot size for ADU projects.
The principal residence and ADU combined shall not cover more tan 60% of the lot.
For lot coverage requirements, refer to Chapter 4 of this Manual.
Size per Unit:
ADU and JADU Size
ADUs: 150 SF to 1,200 SF*
JADUs: 150 SF to 500 SF**
* Attached ADUs may not exceed 50% of the existing principal residence
** Excluding any shared sanitation facility within the principal residence
Building Height The maximum height of a detached ADU may not exceed 16 feet.
The maximum height for an attached ADU must conform to the height requirements of the zoning
district where the lot is located.
Balconies and Decks ADUs may not have balconies on an elevation directly facing the side lot line.
Allowed balconies must be located a minimum of 10 feet from side and rear property lines.
ADUs may not contain any rooftop terraces or roof top decks.
Design Compatibility ADUs must incorporate the same or similar design features, building materials, colors, and landscaping
as the principal residence.
Allowed Number of
Bedrooms
There is no maximum number of bedrooms allowed in an ADU, as long as the ADU complies with
maximum ADU size requirements and minimum bedroom sizes per the California Building Code (CBC).
Windows, Doors and Egress Emergency egress must be provided from all habitable spaces as defi ned per the CBC. Egress
windows and doors must be operable and meet the size requirements per the CBC.
Fire Sprinklers Fire sprinklers are not required in an ADU or JADU unless they are required for the principal residence.
ZONING ORDINANCE REQUIREMENTS
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17CHAPTER 2: DESIGN CONSIDERATIONSACCESSORY DWELLING UNIT MANUAL
CHAPTER 3: PARKING REQUIREMENTS
Research transit stops and determine
distance to your property. BART (https://
www.bart.gov/stations/dubl), and
Livermore Amador Valley Transit Authority
(https://www.wheelsbus.com/routes-and-
schedules/)
An ADU must be provided with one off-street
parking space per unit or per bedroom,
whichever is less, with exceptions provided
in the box to the right. Studio ADUs do not
require parking. Parking can be either
covered or uncovered, and may be in a
tandem confi guration and otherwise comply
with the requirements of DMC Chapter 8.76.
No parking is required for JADUs. However,
if parking is provided, the parking space
must comply with the requirements of DMC
Chapter 8.76, except that the space may
be compact or uncovered, and may be
in tandem with the required parking of the
principal residence.
Conversion of an Existing Structure
Properties which convert an existing structure
or garage into an ADU or JADU are not
required to replace parking.
Bicycle Parking
Bicycle parking is not required to be
provided for the construction of an ADU or
JADU.
Displaced Parking (if Applicable)
Any existing required parking that is
displaced in order to accommodate a new
ADU must be replaced on the project site,
except as described on this page.
Uncovered ADU parking may share an
existing driveway, 9 foot by 18 foot minimum
size. ADU parking may share an enclosed
garage, 10 foot by 20 foot minimum size.
No off-street parking is required for
an ADU when one or more of the
following is met:
1. The ADU is located within one-half
mile walking distance of a public
transit stop.
2. The ADU is located within an
architecturally and historically
signifi cant historic structure.
3. The ADU is within the proposed
or existing residence or accessory
structure.
4. When on-street parking permits
are required, but not offered to the
occupant of the ADU.
5. When there is a car share vehicle
located within one block of the ADU.
PARKING REQUIREMENTS
EXCEPTIONS TO ADU
PARKING REQUIREMENTS
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CHAPTER 3:ADU CONCEPTS AND TYPES
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19CHAPTER 3: ADU CONCEPTS AND TYPES
ACCESSORY DWELLING UNIT MANUAL
CHAPTER 4: ADU CONCEPTS & TYPES
GARAGE CONVERSIONS: FREESTANDING GARAGE CONVERSIONS: ATTACHED
Requirements for this alternative include:
• Must keep the existing garage door.
• Can keep all existing siding, roof, and structure
unless required to update for conformance with the
California Building Code.
• Setback requirements are grandfathered when the
ADU is contained within an existing structure. Setback
requirements do apply if expanding a structure.
Requirements for this alternative include:
• Must keep the existing garage door.
•Must provide fi re separation between principal
residence and ADU.
• Can keep all existing siding, roof, and structure unless
required to update for conformance with the California
Building Code.
• Setback requirements are grandfathered when the
ADU is contained within an existing structure. Setback
requirements do apply if expanding a structure.
This chapter includes examples of the varying types of ADUs and notable development requirements.
CHAPTER 3 : ADU CONCEPTS AND TYPES3
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20CHAPTER 3: ADU CONCEPTS AND TYPES
ACCESSORY DWELLING UNIT MANUAL
DETACHED ADU
Requirements for this alternative include:
• New construction must comply with four-foot side
and rear yard setback requirements and 16-foot
height limitations.
• Entry porches cannot face side yards.
• Separation between the principal residence and
ADU are determined by DMC Chapter 7.34.
CHAPTER 4: ADU CONCEPTS & TYPES
ATTACHED ADU
Requirements for this alternative include:
• New construction must comply with four-foot side
and yard setback requirements and height limits of
zoning district where the lot is located.
• Fire separation requirements may be required
between principal residence and ADU.
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21CHAPTER 3: ADU CONCEPTS AND TYPES
ACCESSORY DWELLING UNIT MANUAL
Requirements for this alternative include:
• New construction must comply with four-foot side
and rear yard setback requirements and height
limits of zoning district where the lot is located.
• Fire separation between garage and ADU is
required.
ADU ADDITION TO GARAGE
CHAPTER 4: ADU CONCEPTS & TYPES
Requirements for this alternative include:
• Must be built within the walls of an existing structure.
• Must have a separate entrance from the principal
residence.
• May share an existing bathroom with the principal
residence.
•May include a small effi ciency kitchen with a sink.
• Setback requirements are grandfathered in when the JADU
is contained within an existing structure.
JADU
portion of existing structure
converted to JADU
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CHAPTER 4:IMPLEMENTATION
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23CHAPTER 4: IMPLEMENTATION
ACCESSORY DWELLING UNIT MANUAL
CHAPTER 5: IMPLEMENTATION
FINANCING - WHERE TO START
An ADU can require a large upfront
investment, and fi nancing will be
an important consideration. Local
fi nancial institutions offer a range of
ways to fi nance an ADU. If you have
owned your property for several
years or more, you may be able to
leverage your own property’s value
to fi nance an ADU.
Talk to a fi nance professional to see
if one of these options may work for
you:
• Loan (Renovation, Construction,
or Non-Secured)
•Cash-Out Refi nance
•Cash savings or other Liquid Assets
• Home Equity Line of Credit
(HELOC)
Refer to Chapter 5 of this Manual for
a list of fi nancing resources.
COST CONSIDERATIONS
A complete understanding of the project
cost is an important part of your project’s
success. There are two main types of
construction costs: soft costs and hard
costs.
Soft Costs may include:
• Financing and interest
• Architectural/design services
• Structural engineering services
• Soils engineering services and reports
• Energy documents
• Permitting and impact fees
• Utility connection
Potential cost savings of constructing an ADU or
JADU within an existing structure include:
• Use of the existing roof, structure, windows, and
siding
• Reduced or eliminated impact fees
• No soils report required
• Utilities may be easier to connect to the
existing structure
Potential cost implications of constructing an ADU
within a new detached structure include:
• The entire structure has to be built, including
foundation, structure, siding, roof, and windows
• Added square footage may increase property
value and earning potential
• Impact fees are required for ADUs that are 750
SF or greater in size
• Permitting fees are required for ADUs 750 SF or
greater in size, except if they are deed restricted
as lower-income units for a period of 55 years
• Utility connections may require trenching and
upgrades
• Soils engineering services are required
• Civil engineering and landscaping may be
required
Hard Costs may include:
• Demolition
• Site preparation
• Materials
• Construction/ labor
• Landscaping
CHAPTER 4 : IMPLEMENTATION4
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24CHAPTER 4: IMPLEMENTATION
ACCESSORY DWELLING UNIT MANUAL
Prototype Plans
The City has prepared permit-ready
ADU prototype plans. These include
ADUs designed to be either attached or
detached, and plans for converting a
garage to an ADU.
The prototype plans include studios, one-
bedroom, and two-bedroom ADUs that
range in size from 224 to 909 square feet.
The ADU prototypes are available in
three different architectural styles:
Spanish, Traditional, and Modern;
however, the exterior colors, materials,
and architectural style of ADUs will
be required to match the principal
residence. The ADU prototype plans
are designed with some ability for
customization, such as selecting a
window or door in a particular location.
The prototype plans are available on the
City’s Planning Division webpage at:
https://dublin.ca.gov/116/Planning.
Water Meters
Dublin San Ramon Service District (DSRSD)
does not require a separate water meter
for ADUs, saving both time, money,
and permit fees. Refer to dsrsd.com
for additional water meter and utility
information.
COST SAVING OPPORTUNITIES
Impact Fee Waiver and Reduction
Effective January 1, 2020, through January
1, 2025, ADUs less than 750 square feet
are not subject to impact fees. ADUs 750
square feet or larger are subject to impact
fees that are proportional in relation to
square footage of the principal residence,
or based on the impact fee per ADU,
whichever is less.
By using one of the prototype ADU plans,
you can save on the following soft costs:
• Architectural design services
• Structural engineering services
• Energy documents
• Plan submittal preparation time
The City will provide homeowners, free
of charge, with fl oor plans, elevations,
electrical and plumbing plans, structural
calculations, and preliminary energy
calculations. These plans have been
reviewed for compliance with all required
building codes.
The homeowner is responsible for preparing
a site plan and hiring a geotechnical
engineer to prepare a geotechnical report.
The property owner may prepare the
site plan using the aerial imagery of their
lot from sources like the City’s GIS Portal
(https://dublin.ca.gov/93/Maps-Property-
Reports) or hire a design professional to
help them.
Permit Fee Waiver
Effective January 1, 2022, through
December 31, 2026, ADUs less than 750
square feet and ADUs 750 square feet or
larger that are deed restricted as lower-
income units for a period of 55 years are
not subject to certain City permit fees.
Refer to the City’s Master Fee Schedule
and Chapter 5 of this Manual for additional
information.
765
25CHAPTER 4: IMPLEMENTATION
ACCESSORY DWELLING UNIT MANUAL
PERMITTING
Permitting Procedures
A building permit application for an
ADU or JADU must be submitted to
the Building and Safety Division of the
Community Development Department.
If there is an existing principal residence
on the lot, an application for an ADU
or JADU will be subject to ministerial
building permit review.
Can I receive a building permit for an
ADU and principal residence at the
same time?
If an application for an ADU or JADU
is submitted with a building permit
application to create a new principal
residence on a lot, the application for
the ADU or JADU may not be acted
upon until the building permit for the
new residence is approved.
How to get a building permit?
Begin by talking to the Planning Division
about your project and bring in a
rough site plan to discuss submittal
requirements. During the building permit
process, the City will formally review
your application and comment on the
plans to ensure all items are complete.
Building Permit Submittal Items
In addition to the standard submittal requirements for a building permit, the ADU or JADU
application shall include the following items:
ELEMENTS TO INCLUDE
ON THE SITE PLAN
drawing scale and
north arrow
labeled yards
minimum dimension
between ADU and
existing structures
labeled streets
property lines
footprint and
square footage
of proposed ADU
• A site plan drawn to scale, showing
the dimensions of the perimeter of the
parcel on which the ADU or JADU will
be located. The site plan must indicate
the location and dimensioned setbacks
of all existing and proposed structures
on the site.
• Lot coverage calculations indicating
the square footage of the structures
and the lot, including calculations on
the plan for the percentage of lot area
covered by the foundation of the new
and existing dwelling units.
• Elevations for ADUs that include
modifi cations to the exterior of the principal
residence or new construction, showing all
openings, exterior fi nishes, original and fi nish
grades, stepped footing outline, roof pitch,
materials and color board for the existing
residence and the proposed ADU.
• Existing and proposed utility and service
information, such as utility easements,
services and connections. Refer to Chapter
5 for a list of local providers and start with
the following:
1)Contact a surveyor or civil engineer
2)Review your preliminary title report
3)Visit the Alameda County Public Works
Agency’s survey documents website at:
http://acgov.org/surveyor/
4)Contact the Public Works Department at
(925)833-6630
Lot coverage = footprint of all structures
on the site (SF) / total size of lot (SF)
Sample Site Plan
PROPOSED ADU(480 SF)
EXISTING
RESIDENCE
(1,100 SF)
EXISTING GARAGE(460 SF) DRIVEWAY
REAR YARD FRONT
YARD
MA
I
N
S
T
R
E
E
T
SI
D
E
W
A
L
K
50
’
P
R
O
P
E
R
T
Y
L
I
N
E
100’ PROPERTY LINE
100’ PROPERTY LINE north
footprint and square
footage of existing
buildings
If you have any questions regarding building
permit requirements, contact the Building and
Safety Division at (925)
833-6620. For information on applying for a
building permit, visit
https://www.dublin.ca.gov/586/Building-Permits
766
CHAPTER 5: GLOSSARY AND RESOURCES
767
27CHAPTER 5: GLOSSARY AND RESOURCESACCESSORY DWELLING UNIT MANUAL
CHAPTER 6: GLOSSARY & RESOURCES
TERMS
ACCESSORY DWELLING UNIT (ADU):
ATTACHED ADU:
DETACHED ADU:
EFFICIENCY KITCHEN:
JUNIOR ACCESSORY DWELLING UNIT
(JADU):
DEFINITIONS
A residential unit that provides independent living facilities for one or more persons and
includes separate kitchen, sleeping, and bathroom facilities. An accessory dwelling unit
may be a part of, attached to, or detached from, a single-family, two-family or multi-
family residence and is subordinate to the principal residence. Also included: effi ciency
unit as defi ned in Section 17958.1 of the Health and Safety Code, and a manufactured
home as defi ned in Section 18007 of the Health and Safety Code.
An ADU that is attached by at least one wall to the principal residence.
A free standing ADU that is separate from the principal residence.
Limited kitchen facilities that contains a sink and small electric appliances that do not
require electrical service greater than 120 volts, and a limited food preparation counter
and storage cabinets. Full-sized electric, gas, or propane cooking appliances are not
allowed.
A residential unit that is no more than 500 square feet in size that is contained entirely
within the walls of a single-family residence, including attached garages and has a
separate entrance. At a minimum, a JADU must include an effi ciency kitchen with a food
preparation counter, cooking facility with appliances and storage cabinets, and may
include separate sanitation facilities or may share sanitation facilities within the existing
single-family residence.
CHAPTER 5: GLOSSARY AND RESOURCES5
768
28CHAPTER 5: GLOSSARY AND RESOURCESACCESSORY DWELLING UNIT MANUAL
TERMS DEFINITIONS
LOT COVERAGE:
PRINCIPAL RESIDENCE:
SETBACK:
The maximum lot area which may be covered with buildings and structures. Buildings
and structures include all land covered by principal buildings, garages and carports,
accessory structures, covered decks and gazebos, and other enclosed and covered
areas; but not standard roof overhangs, cornices, eaves, uncovered decks, swimming
pools, paved areas such as walkways, driveways, patios, uncovered parking areas or
roads. All areas of coverage are computed in terms of net lot area at ground level.
A building or structure being occupied by the principal use on the site. In any residential
zoning district, any existing dwelling unit must be considered a principal residence on
the site.
The required distance that a building or structure must be located from a property line.
769
29CHAPTER 5: GLOSSARY AND RESOURCESACCESSORY DWELLING UNIT MANUAL
CITY OF DUBLIN
PLANNING DIVISION
email: planningpermits@dublin.ca.gov
phone: (925) 833-6610
BUILDING AND SAFETY DIVISION
email: planchecks@dublin.ca.gov
phone: (925) 833-6620
PUBLIC WORKS AND ENGINEERING
email: public.works@dublin.ca.gov
phone: (925) 833-6630
FIRE DEPARTMENT
Alameda County Fire Department:
https://dublin.ca.gov/22/Fire-Services-
Prevention
email: dublinfp@acgov.org
phone: (925) 833-6606
MASTER FEE SCHEDULE:
https://dublin.ca.gov/1330/Fee-
Schedule
DUBLIN ADU WEBSITE:
https://dublin.ca.gov/2428/Accessory-
Dwelling-Units
ADU PROTOTYPE PLANS:
https://dublin.ca.gov/116/Planning
PUBLIC UTILITIES
ELECTRICITY
Pacifi c Gas & Electric (PG&E):
https://www.pge.com/
East Bay Community Energy (EBCE):
https://ebce.org
WASTE
Amador Valley Industries (AVI):
https://www.amadorvalleyindustries.com/
WATER/SEWER
Dublin San Ramon Service District (DSRSD):
https://www.dsrsd.com/
RESOURCES
DUBLIN MUNICIPAL CODE
Chapter 7.34, Residential Code:
https://www.codepublishing.com/CA/
Dublin/#!/Dublin07/Dublin0734.html#7.34
Chapter 8.76, Off-Street Parking and
Loading Regulations:
https://www.codepublishing.com/CA/
Dublin/#!/Dublin08/Dublin0876.html#8.76
Chapter 8.80, Accessory Dwelling Unit
Regulations:
https://www.codepublishing.com/CA/
Dublin/#!/Dublin08/Dublin0880.html#8.80
PERMIT/ PLAN CHECK FEE WAIVER FORM
ADUs with a fl oor area less than 750
square feet, or a fl oor area equal to or
greater than 750 square feet that is deed-
restricted as a lower-income unit for a
period of 55 years, are eligible for the City
of Dublin’s Fee Waiver Program:
https://www.dublin.ca.gov/
DocumentCenter/View/29300/ADU-
Supplemental-Application-form-fee-
waiver-
770
30CHAPTER 5: GLOSSARY AND RESOURCESACCESSORY DWELLING UNIT MANUAL
RENTAL RESOURCES
Alameda County Housing and Community
Development Department Rental Housing:
https://www.acgov.org/cda/hcd/rhd/
index.htm
Alameda County Housing Portal:
https://housing.acgov.org/
Housing Choices for Alameda County:
https://achousingchoices.org/
City of Dublin Rental Housing Webpage:
https://dublin.ca.gov/669/Rental-Housing
ADDITIONAL ADU RESOURCES
California Department of Housing and
Community Development:
https://www.hcd.ca.gov/policy-research/
accessorydwellingunits.shtml
American Association of Retired People:
https://www.aarp.org/livable-
communities/housing/info-2019/accessory-
dwelling-units-adus.html?CMP=RDRCT-CSN-
OTHER-LIVABLE-012819
RESOURCES
FINANCING RESOURCES
CALHFA ADU GRANT PROGRAM
Provides a grant for qualifying low and
moderate income homeowners:
https://www.calhfa.ca.gov/adu/
THE CASITA COALITION
Provides an ADU Finance Guide
for Homeowners:
https://www.casitacoalition.org/
guidebooks-for-homeowners
REGIONAL ORGANIZATIONS AND ADU
NONPROFITS
The following websites provide technical
and/or financial support and may be able
to assist low-income homeowners in ADU
financing:
https://www.hcd.ca.gov/policy-research/
docs/adu_december_2020_handbook.pdf
https://www.soup.is/adu-details
https://housingtrustsv.org/programs/
homeowner-programs/accessory-dwelling-
unit-program/
https://www.smcu.org/Loans/Home-Loans/
ADU-Loan
https://keystoequity.org/
771
772
Informational Report on Efforts to
Facilitate Accessory Dwelling Unit
Production
City Council
June 21, 2022
Item 7.1
773
ADU Facilitation Efforts
•ADU Webpage
•Prototype Plans
•ADU Manual
•Fee Waivers
774
ADU Webpage
•Informational
resource:
–City Efforts to
Incentivize ADUs
–Impact Fee and
Permit Fee Waivers
–Prototype Plans
–ADU Manual
–Other Resources
775
ADU Prototype Plans
•Eight plans, including:
–Five attached or
detached
–Three plans
converting garage to
ADU
•Studios, one-bedroom,
and two-bedroom units
•224 –909 square feet
776
ADU Prototype Plans
•Three Architectural Styles:
–Contemporary
–Spanish
–Traditional
777
ADU Prototype Plans
•“Permit Ready” Plans
include:
–Floor Plans
–Elevations
–Electrical and
Plumbing Plans
–Structural
Calculations
–Preliminary Energy
Calculations
778
ADU Prototype Plans
779
ADU Manual
•“How-To” Guide for ADUs
•Manual includes:
–Explanation about ADUs
–Process timelines
–Design concepts
–Summary of building
codes and zoning
standards
–Cost considerations
–Permitting process
–Definitions and resources
780
Fee Waivers
•Impact Fee Waiver (through 1/1/25):
–ADUs less than 750 square feet
•Permit Fee Waiver (through 12/31/26):
–ADUs less than 750 square feet
–ADUs 750 square feet or larger that are deed
restricted as lower-income units
781